Housing Market Timing

For decades, real estate followed a predictable rhythm: list in spring, move in summer, hibernate in winter. National data still shows a spring bump—NAR highlights late spring to early summer as the traditional high-activity window. But since 2020, that tidy playbook has been rewritten—and it’s why we continue to see real, all-year momentum in neighborhoods like Travis Country in Austin, TX.

What changed?

1. The pandemic broke the calendar. When COVID hit, moves were driven by space, lifestyle, and flexibility rather than the school year. Several markets saw muted or even missing spring surges. In the Spring of 2023, the spring homebuying season never really happened as buyers and sellers alike adjusted to rates and inventory rather than dates. A broader look at price patterns found smaller seasonal slowdowns post-2020—evidence that the annual ebb-and-flow flattened and sales spread more evenly across the year.
2. Mortgage-rate “lock-in.” Today, the vast majority of homeowners have mortgages below prevailing rates. In 2024, it was estimated that roughly 86% of borrowers carried sub-6% loans—creating a powerful incentive to stay put until a life event forces a move. That means listings pop up when owners must move (new job, new baby, downsizing), not simply because it’s April. 
3. Local weather and lifestyle. Austin doesn’t face the same winter weather barriers as northern markets, so buyers and sellers keep working the market well beyond spring. The year started slowly for me in January, then revved up in June with my busiest August in all the years of working in real estate, and I don’t see it slowing down.

Is spring still special?
Yes—but not exclusively. Nationally, 2024 data again showed a premium for late-May listings, and spring remains a strong guidepost. Yet the last few years also brought “off-script” seasons: for example, 2025 had a slow start to spring with sales slipping even as supply rose—another reminder that rates, inventory, and affordability can outweigh the calendar. This summer, Unlock MLS reported months of inventory near 6–7 in Austin and double-digit gains in pending sales—even in July—while the Statesman highlighted slight year-over-year price gains in Austin and Travis County despite a region-wide cool-down. Translation: activity is increasingly driven by price, payments, and product, not the page on the calendar.

How long has this year-round trend been underway?
The shift began in 2020 with pandemic disruption and remote work, and it persisted through 2023–2025 as rate volatility and lock-in reshaped when people list. In short, we’re roughly four to five years into a more flexible, needs-driven cycle where life events and financing conditions set the pace. 

What it means for Austin this fall
You haven’t “missed it.” Serious buyers shop year-round here, and our weather helps. If your home’s condition, pricing, and presentation are dialed in, fall can compete with spring.

Lean into readiness over timing. Focus on pre-listing prep—repairs, light updates, curb appeal, and standout photography—so you capture demand whenever your life says “go.”

Price with the market you have. Rates and inventory can shift quickly; smart, data-anchored pricing matters more than chasing a calendar halo.

Bottom line: Travis Country doesn’t need to wait for bluebonnets to bloom. In today’s market, the best time to sell is when you’re prepared—and when your next chapter is ready to begin.